Starlight purchases new Hamilton luxury rental

Starlight Investments announced it has completed the forward purchase of a Hamilton luxury rental property located at 140 Main Street West. Called Regency Suites, the new purpose-built apartment building complements Starlight’s previous forward purchase of 115 units located at 150 Main Street West, a ten-storey concrete multi-residential building, which was completed in 2016 and sits adjacent to the property.

Regency Suites is a 29-storey building comprised of 321 units with a multi-level indoor parking garage and is the newest luxury multi-residential building situated in the downtown core. All units include in-suite laundry, luxury finishes and state-of-the-art HVAC. Upper floors include two-storey units with exceptional views of Hamilton Harbour and the Niagara Escarpment. Amenities include a well-equipped fitness facility with yoga studio, rooftop patio with pavilion and water feature, 4K cinema, games room and social room. Regency Suites is in close proximity to Highway 403 and within walking distance to amenities that include restaurants, schools, universities, retail shops, the Art Gallery of Hamilton, parks and public transit.

“Starlight is pleased to continue to grow its high-rise presence in the Greater Toronto and Hamilton Area with the addition of this luxury multi-residential building situated in the heart of downtown Hamilton,” stated Daniel Drimmer, Starlight’s Chief Executive Officer. “The property represents Starlight’s second newly constructed multi-residential acquisition in the Greater Toronto and Hamilton Area in the last six months and exemplifies the success of Starlight’s Canadian multi-residential forward purchase contract program.”

The property will be managed on-site by DMS Property Management. Further details regarding Regency Suites are available at www.regencyonmain.com.

Nelson Byrd Architects to design Aga Khan Garden

Nelson Byrd Woltz Landscape Architects will design the new Aga Khan Garden, Alberta at the University of Alberta Botanic Garden.

Set to open in 2018, the spectacular new garden was made possible by a contribution in excess of $25 million by His Highness the Aga Khan, Chairman of the Aga Khan Development Network (AKDN) and spiritual leader of the Ismaili Muslim community. The gift arises from the long-standing relationship between the University of Alberta and the Aga Khan, highlighted by a Memorandum of Understanding first signed with the Aga Khan University in 2006 and an honorary doctorate given to His Highness in 2009.

The Aga Khan Garden is the first garden in Western Canada, the second in North America, and the 11th in the world to be supported by His Highness.

Thomas Woltz, of award-winning Nelson Byrd Woltz Landscape Architects, was asked by the Aga Khan to study other Mughal Islamic gardens while developing a design that also incorporates the plants and topography of Northern Alberta.

With secluded forest paths, wide, stepped terraces that change with the seasons, geometric water features that stream into wetlands and a spectacular orchard of local plants, the 4.8-hectare Aga Khan Garden will be an amazing experience for area residents and visitors alike. It will be situated around the existing Calla Pond at the heart of the University of Alberta Botanic Garden.

“The Aga Khan Garden will be a place to connect with nature, a place of inspiration and a place where cultural understanding will grow,” said David Turpin, president of the University of Alberta. “We are honoured and grateful that the Aga Khan, a champion of openness and understanding between cultures, selected the University of Alberta for this wonderful gift.”

The addition of the new Aga Khan Garden is expected to increase the number of annual visitors to the University of Alberta Botanic Garden from 75,000 to 160,000. An interpretive program will help visitors understand the featured plants and the art and design of the garden. Information about Islamic traditions, music, sound and poetry will also be provided.

The Aga Khan Garden is considered a gift that will celebrate both the 150th anniversary of Canada and the Diamond Jubilee celebrations that mark 60 years since the Aga Khan became the 49th Hereditary Imam of the Shia Imami Ismaili Muslims.

Luxury Manhattan condo first to be WELL-certified

21W20, a new luxury condominium located in New York City’s Flatiron District, is the world’s first residential project to be independently certified under the official WELL Building Standard (WELL). The developers are also pursuing LEED certification for the project.

21W20 achieved Silver-level WELL Multifamily Residential Certification based on seven categories of building performance: air, water, light, nourishment, fitness, comfort and mind. The development features advanced technologies that ensure high standards of air purification, water filtration and noise reduction, including MERV 13 Air filtration, three-pane, laminated-glass windows and in-floor acoustic mats to mute interior and exterior noise.

WELL is grounded in evidence-based health and scientific research that explores the connection between the buildings where we spend most of our time and how they impact our health and wellness. To be awarded WELL Certification by IWBI, 21W20 was evaluated by Green Business Certification Inc., the third-party certification body for both WELL and the U.S. Green Building Council’s LEED standard.

21W20 was designed by Beyer Blinder Belle, with interiors by David Mann of MR Architecture + Décor. The 13-residence luxury building features a glass, cast iron and stone façade housing four full-floor penthouse units and nine tower units just off Fifth Avenue, sandwiched between Union Square and Madison Square Park.

The project’s developer, New York-based Gale International, places a focus on sustainable projects, having over 22 million square feet of green building space certified globally.

“Gale International is very proud to be a standard-bearer for WELL, as we have been with LEED in projects around the world,” said Stan Gale Jr., president of Gale International New York, in a press release. “Now we have the perfect complement in this prestigious certification that recognizes the need to enhance the health and well-being of those who live, work and play in our real estate.”

“Gale International’s commitment to green building and sustainability is a pillar of our focus on quality of life,” added Jaclyn Gale, marketing manager for Gale International, and leader of the company’s WELL initiative.

Photo (left to right): Stan Gale Sr., Chairman of Gale International; Stan Gale Jr., President, New York of Gale International; Rick Fedrizzi, Chairman of the International WELL Building Institute (IWBI) and Paul Scialla, Founder of the IWBI.

FRPO survey predicts negative impacts of rent control

The Federation of Rental-housing Providers of Ontario (FRPO) released the results of a survey it conducted on the impacts of rent control using a focus group representing the province’s largest rental housing providers.

Through a sampling of its biggest members, FRPO has sought to understand and highlight the potential impacts of rent control given the rumored legislative changes to legislation and the so-called “1991 Exemption.” Albeit a small sampling of the membership and only a snapshot of the purpose-built rental developments currently being proposed in Ontario, the results of this qualitative survey demonstrate that thousands of planned new rental units and billions of dollars in gross investment are at risk.

“This outreach to a subset of our membership shows not only a significant intention to create new, badly needed purpose built rental housing developments in Ontario, but also the vulnerability of the projects should the current environment suddenly change without consultation or consideration,” says Jim Murphy, President and CEO, Federation of Rental-housing Providers of Ontario. “The results of our survey are clear, and they are clearly concerning.”

While the majority of members surveyed indicated plans to develop new, purpose-built rental projects, respondents also indicated that the majority of these projects would be at risk of proceeding if the government moved to make significant changes to the industry’s current legislative environment.

Of the fifteen members surveyed, fourteen indicated current plans to develop new purpose-built rental projects, representing the addition of more than 9000 units to Ontario’s portfolio of purpose built rental suites. This represents $2.7 billion in gross investment that would be put at risk if changes to the current legislation were made.

FRPO’s focus group results support the existing data provided by analysts like Urbanation, which proves that the current legislation is having the intended impact on the market. A recent report from Urbanation reported a 50% increase in planned rental projects in 2016 over 2015, and their analysis shows 27,000 new purpose built rentals currently in the planning pipeline.

“The data shows that the current legislation is working as intended,” says Murphy. “Successive governments, for many years, have recognized that the best approach to limited rental supply was to encourage new rental development, and the results are now proving the efficacy of this policy decision. But the data is also showing that any sudden changes to the current rent control environment will chill the creation of new rental developments. While we support the government’s interest in ensuring viable rental options for Ontarians, well intentioned yet dramatic changes to rental policies intended to improve options for renters will have unintended consequences, resulting in a stagnant rental industry, declining rental assets, and less choice for today’s tenants.”

ICE District helps MacDonald Lofts residents relocate

ICE District Joint Venture (ICE District JV) has announced that with the assistance of the Government of Alberta and Homeward Trust, it intends to support residents of MacDonald Lofts to find permanent, safe and affordable housing.

Residents of MacDonald Lofts were recently presented with relocation notices, giving them one full year to secure alternate housing. The relocation notices were served after Alberta Health Services inspectors declared several of the units unfit for human habitation in August 2016, citing several ongoing public health issues in the structure.

ICE District JV acquired the MacDonald Lofts property in late 2016. Following a thorough evaluation of the building, it was found to be detrimental to the health and safety of its residents.

ICE District JV will work with the province and Homeward Trust to provide assistance to as many residents as required until all of MacDonald Lofts’ residents are re-housed. An office has been set up on the main floor of the building. During the relocation process, residents will be provided with a Relocation Package that will include items such as a furniture package, cleaning of personal effects, return or transfer of damage deposit, provision of bare essentials and transportation to new premises.

Multifamily cap rates drop as home prices soar

Cap rates continued to fall to unprecedented lows for multifamily properties in the first quarter of 2017. CBRE analysts suggest rising homes prices in Canada’s major markets are a contributing factor, as investors see continued opportunities in the rental housing sector.

Class A high-rise stock recorded the lowest nationwide average cap rate at slightly less than 4.2 per cent, but rates trended downward in all properties. “The national average apartment cap rate in each of the high-rise B, low-rise A and low-rise B subtypes compressed by 6 bps (basis points), 2 bps and 7 bps respectively over the course of the first quarter,” CBRE reports.

Multifamily cap rates in Vancouver, Toronto and Ottawa are generally lower than the national average, with Vancouver once again at the low end of the scale. Class A high-rise in that city offers the lowest yields of any property type or market in the country with cap rates in the range of 2.5 to 3 per cent.

Calgary, Montreal and Halifax are positioned higher up the not particularly steep gradient with rates for Class A high-rise properties at 4.25 to 5 per cent in Montreal, 4.5 to 5 per cent in Calgary and 4.75 to 5.25 per cent in Halifax.

CIBC moving headquarters to Bay Park Centre

CIBC will be moving about 15,000 of its Toronto-area employees to its new headquarters at Bay Park Centre in Toronto’s financial district, a complex that is set to break ground in spring.

Ivanhoé Cambridge and Hines are developing the facility on a 2.9 million square foot campus, across from Union Station and the Air Canada Centre. Architects WilkinsonEyre and Adamson Associates will design the complex.

CIBC will lease up to 1.75 million square feet of office space across two connected buildings. The first is scheduled to be completed in 2020 and the second in 2023.

The complex will also feature a strong retail banking presence, with a new banking centre serving thousands of residents and businesses in the area. It is designed to connect to downtown Toronto and beyond via all modes of transportation, while a series of pedestrian-friendly pathways—above, below, and at ground level—will connect the complex to downtown Toronto’s PATH network, businesses and amenities.

Ultimately, the campus will be engineered to LEED Platinum and Delos WELL specifications and exceed mechanical, electrical and security expectations. So far, the project has earned Wired Pre-Certified Platinum designation – the highest international standard in office internet connectivity, including a distributed antenna system for seamless and reliable cellular coverage.

“Our new home will foster a collaborative environment that will help us drive innovation, simplify our bank and strengthen our client-focused culture as we build the bank of the future,” said Kevin Patterson, senior executive vice-president, technology and operations, who is responsible for corporate real estate strategy at CIBC. “It will also reinforce Toronto’s position as a global financial capital and is an investment in this city as a place to work, live and explore.”

During the building phases, CIBC team members from various business units and support functions will move into Bay Park Centre from other locations across the Greater Toronto Area.

“We see it as a differentiator that will improve productivity, attract and retain the best talent, and enhance client experience,” said Sandy Sharman, executive vice-president and chief human resources officer at CIBC. “Our new headquarters will push the conventional perceptions of work to establish an innovative, engaged, flexible, and healthy workplace.”

Under the related lease agreement, CIBC will have exclusive naming rights and Ivanhoé Cambridge and Hines will officially rebrand Bay Park Centre under a new CIBC name in the coming months.

“This development exemplifies the very best in excellence and innovation, and will enable CIBC to continue setting standards among forward-thinking companies on the global stage,” says Ivanhoé Cambridge Chairman and CEO Daniel Fournier. “The project’s strategic location at the confluence of all major transit channels in the heart of downtown Toronto will set the site apart as the pre-eminent office complex in the city.”

Hines Canada CEO C. Kevin Shannahan added that the design will feature a one-acre park elevated above the rail lines. Their mission is to “contribute vibrant, technically and socially advanced architecture befitting the world-class city of Toronto for decades to come.”

Envisioning tools get an upgrade

Facility managers are often brought into the planning and design phases of a construction project far too late, if at all. Yet, it’s these people who are responsible for integrating the maintenance of the facility itself with the processes and people within it. They understand how the space will need to function, the rigours of routine maintenance, who will use the space, how it will be used, and the implications of design decisions.

Facility managers must be viewed as key decision makers at the outset of a construction project. What can support this need? Technology that helps communicate design plans to stakeholders, with the hard numbers and data necessary to achieve buy-in at the top level.

There is software that can help change this, turning construction into an interactive, 3D experience, with the built-in intelligence to instantly calculate detailed pricing, timelines and all the necessary data for the manufacturing factory. This technology is already being used today by some manufactured construction companies, or prefab construction manufacturers; every phase of construction becomes part of an integrated process, from planning to manufacturing to installation.

While 3D and photo-realistic envisioning tools are nothing new, they now allow changes to be made on the fly and provide the data required in order to move forward and make decisions about cost and timeline.

For the first time, there’s a link between end user and facilities teams, the manufacturing floor and the final project. Key stakeholders understand design and implications without deciphering line drawings, site plans or data charts. Changes to any aspect of the design can be made instantly and are immediately reflected in pricing, data and schedules. The technology tells the manufacturing floor exactly what’s needed, and project components are manufactured in an off-site environment for consistency and quality. They can arrive on site within four weeks of finalizing an order, in the sizes specified with finishes already applied.

From the very outset of a project, facilities managers can be looked to for their experience as they connect design plans with the long-term post-construction needs of that space and the people within it. They can identify potential issues or inefficiencies before they become costly problems, and with 3D visuals and hard numbers, can subsequently communicate plans to achieve buy-in from necessary parties from the get-go.

Some manufacturers use this type of technology to design every interior construction component to enable fast, clean and non-disruptive maintenance and changes at any time, now or in the future. For facility managers strategically thinking of the longer-term space requirements, it’s an incomparable advantage. Walls are built on a tile-based system so facilities teams can access the inner wall cavity for updates and routine maintenance of utilities, technologies, power and data without the dust and noise common with drywall. The space remains relevant and effective well into the future.

How does this technology and construction method affect a project budget and what’s the impact on facilities teams? The technology enables all projects to be customized while being charged according to the amount of materials used, not according to deviations from a standard offering, so it can actually cost less when the project is viewed as a whole. Conventional builders spend approximately 70 per cent of the project budget on labour, contingencies, fees and conditions, with just 30 per cent left for materials. When value engineering affects a project, the only way to stay within budget is to lessen the quality of the materials, as labour cost reductions are seldom realized.

However, with the speed, labour mitigation and precision of a technology-backed prefab method, that budget equation is flipped. The clients instead see 70 per cent of their budget going to value-engineered-in materials and the remaining 30 per cent for labour. Facilities teams get to work with higher quality, durable materials that offer better performance, aesthetics and flexibility in the long run.

Facility managers can become an essential part of the construction project from the start, when they’re armed with a tool that helps them achieve project buy-in with accurate data, precise timelines and intelligent visual communications. The end result is a space connected to the strategy and goals of the business and its users, and one that supports facilities teams in the daily and long-term requirements of their position.

Julie Pithers is on the leadership team at DIRTT, a global disrupter in the construction industry, where she is responsible for telling the world about the clean-tech approach DIRTT is bringing to the building of interior spaces.

Lions Gate Wastewater Treatment Plant contract awarded

Metro Vancouver has awarded the contract for the new Lions Gate Secondary Wastewater Treatment Plant to ADAPT Consortium at a cost of $525 million.

Construction is expected to begin in the spring of 2017 with completion in December 2020. The existing wastewater treatment plant will be decommissioned beginning in 2021 and the lands turned over to the Squamish Nation.

The ADAPT team has been selected to design and construct the new plant, which will provide secondary sewage treatment services to a population of about 200,000 residents of three municipalities and two First Nations on the North Shore. The plant will be situated on a 3.5-hectare site located on West 1st between Pemberton and Philip Avenues in the District of North Vancouver.

The design for the new facility illustrates Metro Vancouver’s commitment to creating a plant that is welcoming to the community and uses liquid waste as a resource, protecting the Burrard Inlet by recovering resources from the treatment process and releasing a higher quality of water after treatment.

“The ADAPT team demonstrated that they can provide the best value for money while meeting the necessary requirements for a robust and sustainable treatment plant,” said Metro Vancouver board chair Greg Moore. “We can now move forward in the next few months on this LEED Gold project and subsequent community amenities to meet the needs of our growing population.”

The new secondary wastewater treatment plant on the North Shore will be designed to meet the latest seismic standards, and account for future sea-level rise. The facility will also feature a public plaza as well as education and community meeting spaces.

The ADAPT team has collectively been involved in more than 300 world-class wastewater treatment projects and have demonstrated both excellence in sustainability and resilient design, as well as award-winning design visions.

“The new plant is extremely well thought-out with a clean, architectural form that connects with the industrial scale of the neighbourhood,” said Darrell Mussatto, chair of Metro Vancouver’s Utilities Committee. “The design is such that many people won’t even know that it is a wastewater treatment plant. Its façade accentuates the North Shore coastline and the waters of Burrard Inlet.”

The ADAPT team will lead ongoing community engagement and communications during construction. A Community Liaison Officer has been appointed to work with local residents and up-to-date project information outlining potential community impacts during construction will be provided via a 24-hour, 7-day-a-week information hotline.

The existing Lions Gate Wastewater Treatment Plant is required to be updated to secondary treatment no later than December 2020, as per Metro Vancouver’s Integrated Liquid Waste and Resource Management Plan, which was approved by the B.C. Environment Ministry in May 2011.

The new facility has received up to $212.3 million from the Government of Canada and up to $193 million from the Province. Metro Vancouver is committed to the remaining share of the $700 million in total estimated costs.

Safety considerations for electrical work

Facility managers need to be wary when contractors, temp agencies or even a friend recommend someone who can get a job done for a price that seems too good to be true, especially if it relates to electrical work.

A recent survey of managers in Ontario who oversee electrical work at their facilities indicates that close to 40 per cent don’t realize the Ontario Electrical Safety Code (Code) applies to work in their buildings. But it does. In fact, the Code must be followed for all electrical work – maintenance, repair and new projects.

The Electrical Safety Authority (ESA) is responsible for public electrical safety in Ontario. And the law is clear: all electrical work that’s done for hire — from small repairs to major installations—must be done by a Licensed Electrical Contractor (LEC) and with the required electrical permit(s) from ESA. An on-staff electrician can complete repairs and replacement work, but he or she must follow the Code and also get the appropriate electrical permit(s).

The requirements for safe electrical work detailed in the Code are meant to protect facility owners, businesses and individuals from potential dangers. Ontarians should understand the requirements of the Code and the different options for staying compliant. The first step is to hire the right professionals for the job.

Electricity is an essential part of our lives, but it is also dangerous. Limiting risk and keeping occupants and consumers safe is paramount. Here are three more reasons why ignoring Code requirements can come back to haunt facility managers.

Expenses

Imagine this scenario: you’re renovating one of your properties and decide to hire an unlicensed contractor to install energy efficient light fixtures. It’s a pretty basic job, so you’re confident this person can get it done. Five years later, you want to make the facility more attractive to tenants and decide to install some green technologies to reduce energy costs—solar cells, some battery storage and two stalls for electric car chargers. This time you hire an LEC who gets the proper permits. While the LEC is doing their work, they notice some work that is not up to code and poses serious safety hazards. The ESA inspector notices the same. All of a sudden, your entire lighting system needs to be re-installed at a significant cost.

Luckily, in this scenario, no one was hurt or killed by the unsafe electrical installation. But what if electric service has to be cut off entirely until it’s safe. In January, at the Bel Marine retirement facility in Belleville, Ontario, power was shut down and residents were forced to move. Violations to both the electrical and local fire codes put vulnerable people at imminent risk of electrical shock or fire.

While such examples are extreme, electrical service can be cut off as a last resort to protect the safety of the public and occupants of units. A closed property is an extremely costly problem.

Insurance

Operating outside the rules is risky; if something goes wrong, the onus is on the property owner. Insurance companies take risk very seriously, and if it’s found that work on a property wasn’t done to Code, it could invalidate a policy.

An insurance company could decide not to pay out a claim, and the facility owner would be on the hook for repairs. Not only could they lose their own property; they could also be held liable for third party damages, and a facility manager could lose their job.

Between 2011 and 2015, there was an average of 651 fires per year in Ontario caused by electrical wiring and outlets. Hiring an unlicensed contractor isn’t worth the risk.

Safety Hazards

There is a definite financial risk associated with using an unlicensed contractor, but managers should mainly be concerned with the safety risk to people.

According to the Office of the Fire Marshall and Emergency Management, between 2006 and 2015 there were 26 fatal fires in Ontario caused by faulty electrical wiring. No matter how big a discount an unlicensed contractor offers, it’s simply not worth risking lives.

The identification and adoption of safety standards is one of the great success stories of the 20th century. The fact that we don’t often worry if appliances we buy will catch on fire or if the light switch we flip will electrocute us is evidence of almost a century of work developing and improving safety standards. And each time someone ignores established codes and circumvents this system, everyone is less safe.

At the end of the day, the goal of ESA, similar to facility managers, is to ensure facilities are safe – for the public and for the tenants who work or live in them. ESA is here to help facility managers accomplish that goal.

Scott Saint is Chief Public Safety Officer of the Electrical Safety Authority

Galvanized steel versus powder coatings for outdoor environments

Chipping, fading and corrosion are common concerns when deliberating over the use of galvanized steel coating or powder coating for outdoor furnishings, such as handrails and guardrails, bike racks, playground equipment and park benches. Both coatings; however, are quite different in how they protect components and how they are manufactured. Here, Larson Electronics offers guidance on their unique advantages.

Galvanized Steel Coatings (HDG)

Galvanization is the practice of dipping steel in hot, molten zinc, and a ‘metallurgical bond’ should form between the zinc and steel. This process helps steel-based structures last longer (about 50 to 100 years) at a corrosion rate of 1/30 of bare steel, and is low-cost in terms of maintenance and first-time and lifetime costs.

“Galvanization offers cathodic protection for steel,” notes Andrew Holland of Larson Electronics. “When exposed to moisture from outdoor environments, zinc corrodes very slowly, protecting the base metal – even if small parts of the surface succumb to rust. This streamlines maintenance, as reapplication of coatings is not needed with the zinc layer present.”

Powder Coatings

Powder coating is an organic process that involves barrier-layer protection. An electrostatically charged coating is applied to the surface – specifically a positive charge to the dry powder (thermoplastic or thermoset polymer). This bonds with the negatively charged surface of the base component, creating a rich protective layer.

There are copious benefits of this coating. For instance, it takes about 20 minutes to complete and layers don’t hinder the flexibility of the base item. This helps components endure vibration, chipping, fading corrosion and rough weather. Aesthetically, Holland notes that powder coating is applicable to products that require coloured finishes or textures.

When exposed to outdoor or marine environments, powder coatings can resist corrosion, abrasion and chemicals – but only up to a certain threshold,” adds Holland. “Compared to paint, this type of protection is exponentially more reliable. To ensure protection, powder coatings must be maintained properly by applying paint over the exposed or chipped surface.”

For more guidance, ISO 12944 is an international standard on corrosion protection of steel structures by protective paint systems. It consists of several parts. Holland says that for marine locations, such as coastal areas, users must refer to category C5-M. ISO 12944 guidelines for C5-M marine environments recommend the application of zinc-rich primer, epoxy intermediate or polyurethane to ensure durability for at least 15 years.

Mixed-use development Transit City set for Vaughan

Smart Real Estate Investment Trust (SmartREIT), Mitchell Goldhar and CentreCourt Developments have released details of a planning application for the development of Transit City, the first residential condominium tower within the 100-acre SmartCentres Place, Ontario’s largest urban development. The 55-storey tower, to be located near the TTC’s new Vaughan Metropolitan Centre (VMC) subway station, will be the tallest tower in York Region.

Transit City’s lobby will feature a BUCA-branded restaurant and BAR BUCA operated by the King Street Food Company, while residents of the development will have access to a state-of-the-art, 100,000 square foot YMCA adjacent to the tower.

“We are very excited about the upcoming sales launch of Transit City,” said CentreCourt’s chief executive officer, Andrew Hoffman, in a press release. “We are thrilled to be partnering with Mitchell Goldhar and SmartREIT on the first residential phase of one of the largest development projects in Canada. On a prime site right next to the new subway station, Transit City’s location will be unparalleled.”

Transit City will include 17 million square feet of residential, office and retail space upon completion, as well as a nine-acre park. The development will be designed by Diamond Schmitt Architects Inc., with interiors designed by the award-winning Figure3 and landscape design by Claude Cormier & Associes.

“The VMC is where you can see policy, politics and business in complete sync. For SmartREIT and myself, Transit City is the inaugural residential development that we expect will be the first of many at SmartCentres Place and elsewhere across Canada,” said Mitchell Goldhar, Chairman of the Board of SmartREIT.

Transit City is currently under consideration for approvals by the City of Vaughan. The development team anticipates a sales launch will take place later this spring.

MRCM promotes Mark Marshall to vice president

Maple Ridge Community Management (MRCM), an Associa company, has promoted Mark Marshall, RCM, to the position of vice president.

“This is a proud moment for one of our homegrown employees,” said MRCM President, Michael Le Page, in a press release. “Mark has been a valued member of our team for many years and is truly deserving of this promotion. We look forward to him continuing his unwavering commitment to our team.”

Marshall has been with MRCM for over a decade. Described as a strong leader, he will be an important part of the company’s future growth. In his new role, Marshall will continue working with his portfolio of clients, and will now also be responsible for leading the introduction of Associa OnCall, where he will expand its operations with all MRCM clients. Associa OnCall provides repairs, maintenance and general project oversight to common areas, home improvement projects and more. Marshall will also work with Le Page in developing new business and sales plans.

Marshall was among the first MRCM employees to earn the Registered Condominium Manager (RCM) designation. This designation was established in Ontario and administered by the Association of Condominium Managers of Ontario (ACMO), and it represents knowledge and professionalism in the field of condominium management in Canada. It is presented to those with proof of experience, participation in the established course curriculum and successful completion of the RCM examination.

An RCM must adhere to ethical standards, have a proven depth of knowledge, use recognized practices and be committed to providing the highest level of service to condominium boards, owners and the condominium community in general. Also, MRCM has met ACMO’s requirements to hold in-house RCM courses led by MRCM’s Leadership Team members.

A property manager’s guide to roof inspections

At least twice per year, property managers should inspect and conduct maintenance on their roofs. An inspection in the spring will identify any damage that occurred over the winter months, and an inspection in the fall will ensure the roof is ready for harsh winter conditions.

When conducting the inspection, take a plan of the roof and note the locations of any anomalous conditions. The results of previous inspections can be used to determine whether the roof has deteriorated since the last inspection. Photographs can also be used to document changes in the condition of the roof over time.

What follows is an overview of what to look for and fix when inspecting low-scope, conventional and inverted roofs, but first, a few words about safety:

Roof safety

A roof can be a dangerous place. Do not conduct roofing inspections in high winds, and never walk backwards on a roof; always watch where you are going. Unless the roof has a parapet at least 42 inches (1070 millimetres) high or a fixed guardrail, the Occupational Health and Safety Act requires that you do not get closer to the edge than two metres (six feet, six inches). If it is necessary to get close to the edge, to inspect the parapet flashing for example, you must retain the services of someone trained and certified in the use of safety harnesses and travel restraint systems. Also be aware of the location of skylights, as there have been cases of deaths due to falls through skylights.

Low-slope roofs

A low-slope roof — more commonly though not entirely accurately referred to as a flat roof — relies on a waterproof membrane to prevent water penetration through the roof. Even a “flat roof” has some slope to direct water to drains.

For all types of low-slope roofs, note areas of ponded water, as standing water on a roof can accelerate deterioration of the roofing membrane. Even if there is not water on the roof at the time of the inspection, there may be stains that indicate previous ponding. Walk the roof and note any areas that feel spongy.

Remove any debris on the roof, such as branches, as it could potentially puncture the roofing membrane. Check the roof drains and remove debris from the drains if necessary.

Areas most prone to problems are penetrations through the roof, such as vent stacks. The penetrations are usually installed through a sheet metal sleeve that is flashed into the roof membrane and that is filled with a mastic material, referred to as a “pitch pocket.” The mastic can dry up over time, so check the pitch pockets and add mastic if necessary.

Have a look at the roof perimeter (see the above passage on roof safety) where the roof membrane turns up onto the parapet, which is the extension of the walls above the roof level. A metal flashing is used to protect the membrane at the parapet. With a low parapet, the flashing may extend over the top of the parapet. With a high parapet, the membrane flashing may terminate in a “reglet” and there will be separate flashing for the top of the parapet. Check the sealant at the reglet to ensure it remains flexible and fully adhered. Check the flashing to ensure it is not rusted or damaged.

Conventional roofing systems

In a “conventional” roofing system, the waterproofing membrane is installed on top of the roof’s insulation. The most common type of conventional roof is a built-up roof, or BUR. A built-up roof consists of three or four alternating layers of felt and asphalt, ending with a layer of gravel to help protect the roofing membrane from UV radiation. Signs of deterioration in a BUR include:

Blisters or blueberries: spongy bubbles in the surface
Ridges: long ripples in the membrane
Splits: cracks in the membrane
Alligatoring: a cracking pattern that resembles an alligator’s skin

Another type of roofing membrane that is typically used in a conventional system is PVC, which is a vinyl sheet roofing system that is typically white, though it can be other colours. The white colour provides some energy efficiency by reflecting UV radiation and thereby reducing summer cooling loads. The seams of the PVC are welded together with heat.

When examining a PVC roof, check the seams for fishmouths — gaps where the strips of membrane are not welded properly, resulting in an unsealed bubble. Also check for splits or punctures in the membrane.

Over time, the PVC can become dirty, which limits its energy efficiency. Therefore, it is recommended that the membrane be washed every one to three years, depending on its condition. The roof must be washed annually for it to qualify for the City of Toronto’s “Cool Roof” incentive program in the City of Toronto. There are roofing companies and roofing material suppliers that provide this service.

An SBS modified bitumen membrane may also be used. This roofing material comes in sheets that adhere to the roof structure. A torch is typically used to heat the membrane, which then bonds to the roof when the bitumen cools. Two layers are commonly installed, with the top layer having a granular surface to protect it from UV radiation. For this type of roof, look for loss of granules, bubbles, blisters, ridges and splitting of the membrane.

Inverted roofs

The other type of roof is an “inverted” or protected membrane roof. In these roofs, the membrane is located under the roof’s insulation. To keep the insulation in place, it is covered with a filter fabric and “ballast” — a heavy material — typically rounded river stone — to hold the insulation down.

While it is not possible to directly observe the condition of the roofing membrane, the roof should still be inspected to ensure that the insulation is completely covered with ballast. The wind can shift the ballast, particularly at the corners and edges of the roof. Often heavier patio stones are used along the edges of the roof to avoid this “wind scour.” If the ballast has shifted, carefully redistribute to prevent damage to the filter fabric and to prevent stones or debris getting between the boards of insulation, where it could migrate downwards and puncture the roofing membrane.

Any membrane type can be used for an inverted system, including EPDM. EPDM is a rubberized system that is typically loose-laid on the roof, meaning that it is not adhered to the roof structure, but is simply fastened at the perimeter. For this reason, it is typically used in an inverted system with the ballast helping to hold it in place. The membrane can shrink over time, so look for “tenting” at the roof perimeter, which refers to the appearance of the membrane as it pulls away from the perimeter of the roof where it is fastened.

Roof anchors

Fall protection anchor points, more commonly referred to as roof anchors, are used as a tie off point for window washing or wall repair activities. A plan of the layout of the roof anchors must be posted near the entrance to the roof. As roof anchors are an important safety component, annual inspections are required. In addition, all roof anchors must be load tested at least once every five years. Often a number of roof anchors are tested every year so that over the course of five years, all anchors are tested. A record must be kept of the inspection and it must be signed and sealed by a professional engineer. For convenience, schedule the roof anchor inspection at the same time as either the regular spring or fall roof inspection.

By conducting regular bi-annual roofing inspections and maintenance as required, it may be possible for a roof to last past its normal life expectancy.

Dale D. Kerr, M.Eng., P.Eng., BSSO, ACCI, is a principal of GRG Building Consultants. Dale can be reached at GRG’s Newmarket office at (800) 838-8183.

Opportunities through retro renovations

If you have been relying on incentive monies to help get your energy projects underway, you probably have discovered that there is not much of that “free money” offered these days. Incentive funding comes and goes, and although it is not completely gone, there is a more reliable approach to moving forward with some of your energy projects: Retro Reno’s.

What is a Retro Reno?

Retro Renos are retrofit measures that are incorporated within renovation work. Retro Reno’s take advantage of ongoing renovation projects to achieve energy savings. Think of your renovation project (a tenant improvement [TI], for example) as an important vehicle to moving forward with energy retrofits. Incentive funding can not only dry up, but can also delay implementation and add a lot of paperwork (read: administrative costs). Why not use your reno’ projects to move forward with some of your retro goals?

Retro Reno Examples

The following measures are some examples to consider for achieving energy savings in buildings. You may wish to add these items to your tenancy improvement manual, or at least ask your engineer to include them in TI project specifications. These are great items to do while ceilings are removed during renovation projects. Keep in mind that they will not happen “automatically” during a renovation project. Both owner/operator and engineer have to be keeping an eye out for these and other opportunities.

Direct Digital Controls

Establish a building renovation policy that requires any area undergoing renovations to include upgrading of local controls to direct digital control (DDC). Your building may just have central equipment on DDC control at present. If you start expanding your DDC system to terminal devices, you may realize significant energy savings. (You will also improve diagnostic capabilities for call-in complaints about room temperatures.) For example, larger meeting rooms can be equipped with occupancy and carbon dioxide sensors, allowing trimming of air supply during low- and no-occupancy periods. Feedback on variable air volume (VAV) box set and terminal control valve set points may allow you to reset central equipment such as fan speed and heating hot water temperature.

Variable Frequency Drives

Consider adding a requirement, as part of any larger renovation project, to have VFD’s added to motors that serve the area of renovation. Make sure that the associated systems can take advantage of variable flow (otherwise you’ll be increasing energy usage). Also, consider ECM motors (with variable speed capabilities) when replacing heat pump units and fan coils.

Pipe Insulation

During a renovation, make sure all uninsulated “hot” pipes (hot water heating and domestic hot water) are insulated. Also, ensure pipe fittings and larger valve bodies are insulated. Remember that a standard renovation project will only address insulation for new piping.

Duct Insulation

Ducts used for hot or cold air should be insulated. Look for “tired” insulation that is sagging (especially on the bottom of rectangular ducts). Also, think about replacing any old flexible duct insulation with new, insulated flex.

Ductwork Sealing

Ensure that existing ductwork, especially supply air with high pressures/velocities, is sealed. Listen and feel for air leaks. It doesn’t take much for a sheet metal contractor to brush duct sealant on those spots. (Just make sure the air system is off at that time, and remains off long enough to have the sealant cure.)

Final Thoughts

With these and other ideas in mind, you should still see if “product incentives” are available. Also, remember to check for latest code and building bylaw requirements relating to energy performance. Your designer might be looking for ideas to comply with municipal energy requirements. Cooperation between the owner, engineers/designers and tenants is always key to the success of any building renovation project.

Douglas Spratt is principal of Douglas Spratt & Associates Ltd. with 30 years of experience as a mechanical and energy engineer.

New Westminster is B.C.’s next hot market

According to research from the Real Estate Investment Network (REIN), New Westminster is poised to become an even hotter market in Metro Vancouver as families seek relative housing affordability outside Vancouver. The report finds New Westminster is growing in several key indicators on the REIN Long-Term Real Estate Success Formula and forecasts the city is just beginning a strong economic upward trend.

Due in part to three large employers, the Royal Columbian Hospital, Port of Vancouver and Translink, as well as a robust community of small- and medium-sized businesses, New Westminster has a consistent growth in labour force participation, aiding strong GDP growth. Furthermore, relative housing affordability, easy access to key regional and post-secondary hubs via transit and highways create a consistent influx of families into the city.

In addition to the planned revitalization of the waterfront and historic downtown, New Westminster is a prime location for industrial and transportation businesses because of its close proximity to the Trans-Canada highway, U.S. border crossings, and the Vancouver International Airport. The city is also taking action towards a vibrant future with planned infrastructure developments/upgrades to the hospital and New Westminster Secondary School, as well as the Pattullo Bridge rehabilitation project.

“Throughout history, there have been cities that seem to miss out, or lag, while the surrounding regions boom. This used to be the story of New Westminster; however, it is no longer true,” says REIN’s senior analyst Don R. Campbell. “Homeowners and investors who have been paying close attention over the last few years have done very well to position themselves in this transportation hub city. Vacancy rates have dropped, demand has increased for home and condo purchases and we are, in fact, just witnessing the beginning of a strong upward demand curve.”

REIN research predicts opportunities exist for strategic investors as New Westminster revitalizes key areas, establishes its status as a transportation hub, and becomes an area on pace, even ahead of pace, with growth in Metro Vancouver. Even with New Westminster now on the “demand radar”, diligent and creative real estate investors who want to stay ahead of the economic and demographic trends may still find cash flowing properties in the city today.

Quebec landlords fear relaxed marijuana rules

Legalization of marijuana could intensify management challenges for rental housing landlords already dealing with smoker vs. non-smoker conflict among tenants. Quebec’s largest rental housing association predicts relaxed marijuana rules that seem reasonable for occupants of single-family detached homes will be more problematic in multi-residential buildings.

“If homeowners grow and consume marijuana, they take responsibility for any damage to their health or property. In a rental building, owners need to be able to prevent or quickly stop an intolerable situation that is affecting many other people,” says Hans Brouillette, director of public affairs with CORPIQ (Corporation des propriétaires immobiliers du Québec). “The government should never allow growing of marijuana plants in an apartment or house that doesn’t belong to the occupant.”

Landlords responding to a recent CORPIQ survey cited concerns about the legalization of the use and cultivation of marijuana in their buildings — including odour emanating from smokers’ suites, an increase in disruptive behaviour and owners’ likely inability to enforce proposed limits on the number and size of plants individuals would be allowed to grow for private use. Fewer than 20 per cent of the surveyed landlords expect the police would actively look for violators, while 94 per cent have little or no confidence that Quebec’s Régie du logement would solve problems related to marijuana.

Quebec law now prohibits smoking of tobacco products in the common areas of all multi-residential buildings, although this directive has only applied to smaller buildings with two to five units since the spring of 2016. Landlords can also apply lease conditions to invoke smoking bans within units, but much still depends on tenants’ good faith to comply.

As an illustration of CORPIQ’s concerns, 42 per cent of surveyed landlords report that tenants have smoked marijuana in their units during the past year, while the tenants have actually had Health Canada authorization to do so in just 3 per cent of these cases. Moreover, 5 per cent of surveyed landlords say tenants have been growing marijuana in their units.